NEXT MEETING TO CONSIDER LAND USE CODE CHANGES will be February 5, at 5:30 at the office of the Central Area Development Association (CADA) on 23rd Ave. at S. Jackson St.
The Land Use committee of the Squire Park Community Council is advocating before the City Council for Land Use rules that could help improve development and preserve homes. The following is a summary, written by Ann Schuessler, of thoughts on several specific issues and possible solutions that might be included in the revisions the City proposes to make to the Land Use Code for Multifamily zones (MF). This is a more detailed description of some of the issues of the conversation planned for the January 12 SPCC quarterly meeting with Councilmember Tom Rasmussen. (See the January 2008 SPCC Newsletter story elsewhere on this Web site.)
The following is the updated version discussed at the January 12 SPCC quarterly meeting:
January 12, 2007
Squire Park Community Council
Re: Recommendations to DPD regarding changes to the MF Zoning regulations. For the complete DPD proposal see: (http://www.seattle.gov/DPD/Planning/Multifamily_Code_Update/Overview/)
Seattle’s Department of Planning and Development has issued recommended changes to the Multi-Family Zoning regulations. Overall, these new recommendations do not adequately address/improve the likelihood that new development will:
1. Preserve existing housing stock
2. Create smaller, more affordable living units
3. Create aesthetically pleasing building designs that reflect the character and texture of a vibrant neighborhood.
Following are suggestions that we hope would lead to more affordable, varied, attractive housing and contribute to the vibrancy of our neighborhood:
Incentives to Preserve Existing Housing Stock In MF Zones
Reasons to preserve existing housing stock:
1. Resistance to new development is generally a result of large, ugly structures replacing older buildings that are perceived to have some character (i.e., visual interest, texture, appropriate scale, etc).
2. Providing incentives for property owners to create or preserve small apartments in existing large old homes will keep some of the character of older buildings and still allow for new developments.
3. Large old houses can be converted into several smaller apartments or condominiums.
4. Smaller units generally are less expensive than larger units.
5. More units(if they are small and affordable) does not necessarily mean more cars
In higher density areas, people are more likely to use mass transit and not have a car at all.
Possible Incentives to Preserve Existing Housing Stock:
Increase the density limit in the L-1 & L-2 zones. Keeping this cap at current levels encourages larger units and does nothing to reduce height, bulk, & scale of new units. Allow additional housing units? a density bonus with the following stipulations:
a) The added units are in or detached from an existing home/duplex/triplex
b) The added units are less than 700 square feet (each)
c) Waive the parking requirements for any existing and new units on a lot that preserves existing housing stock. Most developers will try to provide off street parking anyway? they can sell their units for more money.
d) Energy & Water conservation standards for new units to be designed to be better than current code by X%.
Incentives for New Construction in MF Zones
1. Increase the density limit in the L-1 & L-2 zones. Keeping this cap encourages larger units and does nothing to reduce height, bulk, & scale of new units. Allow 1 more unit than the current level? a density bonus with the following stipulations:
a) Additional unit to be 800 square feet or less.
b) No parking required or provided for the additional unit.
c) All units to be built to LEED or Built Green 4 Star Standards or equivalent standards.
2. Reduce the parking requirements. For example, if 6 units are to be built on a site, reduce the parking requirement to 5?increasing the likelihood that one of the units will sell for less and be more affordable for someone who doesn’t want a car.
3. Allow for clustered parking under multiple units. This will encourage parking on the alley side of a property and put ground level housing on the front of the lot.
4. Allow modified accessory dwelling units in townhouses. Current townhouse designs usually include three stories of housing with plumbing on each floor; most townhouse buyers are single people or childless couples. It would be relatively easy and unobtrusive to modify one level of many townhouses to create a small studio apartment. No additional entry would be required.
Allowing this sort of ADU would help make housing more affordable and provide a flexible option for single adults who want to share ownership of a home but would like more privacy than a typical shared housing arrangement.
For more information or to get involved, contact:
Bill Zosel: Wmzosel@aol.com
Ann Schuessler: aschuessler@rafn.com
